Do you need planning permission for a tarmac driveway?
Usually not, if the water drains within your property. In England a new front hard surface over 5 m² needs planning permission unless it is porous or the runoff goes to a lawn, border or soakaway on your land. Wales, Scotland and Northern Ireland have similar rules with differences that matter.
England
In England, householder permitted development (Class F of the 2015 General Permitted Development Order) lets you lay a hard surface in front of a house without planning permission if it is porous, or if the rainwater is directed to a permeable area within the property. If the area is more than 5 m² and neither applies, you need permission. Standard dense tarmac is not porous, so a dense tarmac drive needs a lawn, border, channel to a soakaway or other permeable route for its water.
Wales
In Wales, a new hard surface in front of a house is permitted development only if it is porous or drains to a permeable area within the property; repairing or replacing up to 5 m² of existing hardstanding is allowed without meeting that condition. Separately, since January 2019, construction covering 100 m² or more that affects drainage generally needs approval from the council's SuDS Approving Body (SAB) before work starts, even where planning permission is not needed. Larger drives, shared surfaces and car parks often reach that threshold.
Scotland
In Scotland, permitted development allows a hard surface between a house and a road only if it is porous or the water drains to a porous area within the property. Unlike England there is no 5 m² allowance, so it applies to any size. Conservation areas and the grounds of listed buildings have extra restrictions. The council, as roads authority, controls any new or widened access across a footway.
Northern Ireland
In Northern Ireland, the Planning (General Permitted Development) Order (Northern Ireland) 2015 allows a hard surface between the front of a house and a road without permission if it is porous or drains to a porous area within the property, once it exceeds 5 m². Listed buildings and some access changes need permission. Any new or altered vehicle access onto a public road needs approval from DfI Roads, not the council.
Is tarmac porous?
Standard dense tarmac is not. You can keep it permitted development by directing water to a permeable area within the property, or use porous asphalt on a permeable base, which lets rain soak through.
What about the dropped kerb?
Planning for the drive and permission to cross the pavement are separate. You always need the highway authority's approval for a vehicle crossing, and planning permission as well if the road is classified. See our dropped kerb guide.
Flats, listed buildings and businesses
Permitted development rights apply to houses. Flats, maisonettes, listed buildings, some conservation areas and commercial premises follow different rules, so check with the planning authority first.
Questions
Does resurfacing need planning permission?
Resurfacing an existing hard surface is generally treated differently from creating a new one, but if the work changes how water drains, check the rules for your nation.
What if I already have a non-compliant drive?
Talk to the planning authority. Adding a channel to a soakaway or a planted strip is often the simplest fix.
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